Meet Your Team
Your sale is led by Chris Ristau and backed by the full E3 team. You'll always know who to call, and you'll never be handed off to someone who doesn't know your home.
Chris Ristau (Team Lead)
Ryan Evanson (Co-Leader)
Ally Gibbs (Contracts & Disclosures)
Rob Menconi (Project Management)
The Home Buying Process
Buying a home comes down to eight steps: building your team, verifying your financing, a consultation about your goals, the home search, making an offer, getting accepted, inspections and appraisal, and closing. Most purchases close 30 to 45 days after an accepted offer. We’ll guide you through each step so you always know what comes next.
Pre-Approval Comes First
A pre-approval is the most important first step. Your lender verifies your income, assets, debts and credit, then gives you a letter showing how much you can borrow. It sets a clear budget for your search, and in competitive East County markets it’s what gets your offer taken seriously. A pre-qualification is only an estimate based on what you share, so sellers give it far less weight.
Popular Loan Options
There’s more than one path to homeownership. Conventional loans are the most common, and some buyers can put as little as 3% down. FHA loans offer flexible credit guidelines with as little as 3.5% down. VA and USDA loans offer 0% down for eligible buyers and homes. Low-down conventional programs and renovation loans are also available. Your loan officer will compare options side by side for your situation.
One Team: Real Estate & Lending
E3 Realty and E3 Home Loans work side by side, so your agent and loan officer stay on the same page from pre-approval to closing. With your documents in hand, pre-approval often comes together in 24 to 48 hours, and we can confirm details quickly when you’re competing for a home. Buying and selling at the same time? We can walk you through bridge, HELOC and simultaneous-close options. Already have a lender? We’re happy to work with them.
Your Buyer Agreement
Before we tour homes together, we’ll put our working relationship in writing. Your buyer agreement covers the term, the type of home and area you’re searching, the services we’ll provide, and how we’re compensated. Compensation is not set by law and is fully negotiable. You can also ask the seller to cover some or all of it as part of your offer. We’ll go through every section with you before you sign.
Your Goals: Needs vs. Wants
Sorting your must-haves from your nice-to-haves keeps your search focused and your offers confident. Must-haves are the non-negotiables, like bedrooms, location, commute and a comfortable monthly payment. Nice-to-haves are features you’d enjoy but can live without. Please complete the Home Buyer Criteria Guide before our consultation and bring your top three must-haves.
How We Find Your Home
We use every channel available so you see the right homes first. You’ll get instant alerts when matching homes hit the market, plus access to Coming Soon and off-market opportunities through our agent network. We’ll pull recent sales on any home you love and review disclosures with you. Planning to visit new construction? Tell us before your first visit or registration, since builder sales agents represent the builder, not you.
Making a Strong Offer
Price matters, but sellers weigh the whole package: a well-supported price, a verified pre-approval, a meaningful deposit, reasonable contingencies, a close date that works for them, and flexibility where you can offer it. In a seller’s market we’ll help you compete; in a buyer’s market we’ll help you negotiate. Either way, we’ll build an offer that stands out without overpaying.
Contingencies Explained
Contingencies are conditions in your contract that protect you while you investigate the home and finalize your loan. The most common cover inspections, appraisal, your loan, insurance, the sale of your current home, and review of HOA documents and disclosures. Each one has a deadline, and we track every one for you. Waiving a contingency can strengthen an offer but adds risk, so we’ll always talk it through first.
Buy With Confidence
With E3, you get a full team on your side: skilled negotiation, careful review of disclosures and contracts, access to Coming Soon and off-market homes, in-house lending, and trusted vendors for inspections, repairs and moving. After closing, we’re still here with annual home value updates and help whenever you need it. Every sale also supports the Ticket to Dream Foundation, helping local foster children.
Next Steps (will come in the next email, when you're ready)
Here’s how we get from today to touring homes:
Connect with a lender and get pre-approved.
Complete your Home Buyer Criteria Guide.
Review and sign your buyer agreement.
Start touring, with listing alerts on their way.
